The Urban Redevelopment Authority has just launched the land tender for a site at Bukit Timah Road under the 2H2025 Government Land Sales (GLS) programme. The site can yield approximately 340 units, and the tender for this site will close on 11 November 2025.

This is the first site to be released under the urban transformation of the Newton area, based on the Draft Master Plan 2025. From past URA records, GLS land parcels sold in Newton have been used for transitional offices, with only one residential land parcel awarded in 1997, indicating that GLS supply in the area has been limited. There will be major transformation works over the next few years. Under the Draft Master Plan 2025, 5,000 homes are planned for this area – including Newton Circus, Scotts Road and Monk’s Hill – alongside amenities from new mixed-use developments and green spaces. While the transformation of the Newton area may take place over a few years, existing amenities and transport networks will serve future residents well, as more developments progressively take place and add to the neighbourhood.

The site is located next to Newton MRT Interchange, providing future residents with excellent connectivity through access to two MRT lines. The project will attract many families with school-going children as the site is within 1km of Anglo Chinese School (Junior) and 2km of other primary schools such as Farrer Park Primary School, Singapore Chinese Girls’ School (Primary), St Joseph’s Institution Junior and St Margaret’s Primary School. Newton Food Centre and Orchard Road shopping belt are just a stone’s throw away from the future development, providing residents with convenient access to amenities.

As no GLS sites were released for sale in the Newton area since 1997, the nearest comparable CCR land parcel is Orchard Boulevard, awarded at a land rate of around S$1,617 psf ppr. This site was bought by United Venture Development (No.7) Pte. Ltd. and developed as the new project, UpperHouse. The sales take-up was robust during its launch in July 2025, indicating that luxury home demand remains healthy. Therefore, we expect the future project here to be as well-received, given its excellent location being at the heart of a new neighbourhood in Newton.

However, the prevailing ABSD, and the ramp up in housing supply in this locale could be areas of concern for some developers, impacting their participation in this tender exercise. We expect between 3 and 6 bidders with the highest bid price reaching S$1,500 to S$1,600 psf ppr.